A feasibility estimate has to survive the lender's underwriting, not just a contractor's bid review. You need hard costs, soft costs and contingency broken out so the loan draw schedule and the interest reserve line up with the actual construction sequence. We price your project off your pro forma structure, not a generic square-foot number, so every line maps to a cost code your lender already expects to see. That is the difference between construction cost estimating for developers and a quick square-foot guess.
- Deliverable
- Excel estimate + marked-up PDF plans
- Organized by
- CSI MasterFormat section
- Turnaround
- 24–48 hours for most projects
- Pricing
- ZIP-code-adjusted material and labor pricing
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
We take off the drawings by CSI MasterFormat division and report quantities in the units your team buys in: cubic yards of concrete by element, tons of structural steel, square feet of exterior wall by assembly, each for doors, windows and fixtures. Division 01 general conditions are priced as a monthly duration cost tied to your schedule, not a percentage of hard cost. That single change is usually what separates a feasibility estimate that holds up at buyout from one that gets value-engineered into a different building.
If you are comparing a wood-frame and a cold-formed metal stud scheme, or a podium versus a five-over-two, we can carry both in the same workbook so the delta is visible per square foot. We also work alongside architect cost support and home builder estimating engagements when the same project has a for-sale component. For early-stage work, we can produce a conceptual estimate from a schematic design set, then refine it at design development and again at construction documents. Our on-screen takeoff runs in Bluebeam Revu and PlanSwift with RSMeans data, ZIP-code-adjusted, so material escalation and sales tax land in the right line. If you need outsourced developer estimating, this is the same workbook your GC can bid against.
Turnaround is 24–48 hours for most projects, with rush available. Deliverables are Excel and PDF, organized by CSI division, with marked-up plan sets so your team can trace every quantity back to the sheet. When you send IFC drawings, we can also review the BIM model in Revit or Navisworks and flag clash detection items that affect quantity. If you need a developer quantity takeoff that doubles as an owner estimate for contractors, we build it so your GC can bid against the same scope.
What developer estimating services cover by CSI division
We take off the full hard cost scope from your drawings and specifications, price it with ZIP-code-adjusted material and labor, and organize it to your pro forma line items. Soft cost and contingency lines are listed separately so the lender can see what is construction and what is financing.
Sitework Takeoff
Excavation, erosion control, and storm drainage measured from the drawings and priced by ZIP code.
CY · LF · EAStructural Takeoff
Concrete, steel, and framing quantities taken off by element and reported in purchase units.
CY · tons · SFEnvelope Pricing
Insulation, WRB, roofing, and windows priced by assembly with each material listed separately.
SF · LF · EAInterior Finishes
Gypsum board, tile, resilient flooring, and paint measured by room and by finish schedule.
SF · LF · EAMEP Systems
Sprinkler, plumbing, ductwork, and electrical rough-in priced from the plans and specs.
LF · EA · tonsGeneral Conditions
Division 01 priced as a monthly duration cost tied to your schedule, not a percentage of hard cost.
months · LSSoft Cost Schedule
Permits, impact fees, testing, special inspection, and builder's risk carried as separate line items.
LS · EAAlternate Schemes
Two structural or envelope schemes priced side by side so the delta per square foot is visible.
SF · LSWhat every developer & owner estimating takeoff includes
- Divisions 02–33 hard cost takeoff by element, measured from the drawings
- Division 01 general conditions priced as a monthly duration cost
- Sitework: 31 23 00 excavation, 31 25 00 erosion control, 33 40 00 storm drainage
- Structural: 03 30 00 concrete, 05 12 00 steel, 06 10 00 or 05 40 00 framing
- Envelope: 07 21 00 insulation, 07 25 00 WRB, 07 50 00 roofing, 08 51 00 windows
- Interior: 09 21 00 gypsum, 09 30 00 tile, 09 65 00 resilient, 09 90 00 paint
- MEP: 21 13 00 sprinkler, 22 11 00 plumbing, 23 31 00 ductwork, 26 05 00 electrical
- Soft cost schedule: permits, impact fees, testing, special inspection, builder's risk
- Contingency and escalation carried as separate lines with the basis noted
- ZIP-code-adjusted material and labor pricing using RSMeans data
- Excel workbook organized by CSI division with marked-up plan sets
- Alternate schemes priced side by side for system comparison
How we build a real estate developer estimating workbook
- Set the pro forma structureWe start from your pro forma line items, not our own template. That means mapping each cost code to the way your lender reports draws: hard cost by division, soft cost by category, contingency and escalation as separate lines. If you are comparing two schemes, we set up parallel columns so the per-square-foot delta is visible from the first pass.
- Take off sitework and structureWe measure 31 23 00 excavation and structural fill in cubic yards from the grading plan, then move to 03 30 00 footings, grade beams and slabs by element. Structural steel is taken off in tons from the framing plans with a connection and detailing allowance. Cold-formed framing is measured in linear feet by member size and spacing from the wall sections.
- Measure envelope and interiorsExterior wall area is measured by assembly type from the elevations, then 07 21 00 insulation, 07 25 00 WRB and 07 50 00 roofing are priced per square foot of assembly. Windows and storefront are counted each from the schedules by size and glazing type. Interior partitions are measured in linear feet from the floor plans, with 09 21 00 gypsum board priced by finish level.
- Price MEP from schedulesPlumbing fixtures are counted each from the schedules, with 22 11 00 water and sanitary piping measured in linear feet by diameter. HVAC equipment is taken off in tons and MBH from the mechanical schedule, with 23 31 00 ductwork measured by linear feet and fitting count. Electrical is counted each for panels and devices, with 26 05 00 feeders and branch circuits measured in linear feet.
- Layer soft cost and contingencyPermit and impact fees are listed as separate line items with the jurisdiction noted. Testing, special inspection, builder's risk and temporary facilities are carried as soft cost. Contingency and escalation are shown as separate lines with the basis stated, so the lender can see what is construction cost and what is risk reserve.
- Deliver the workbook and marked plansYou receive an Excel workbook organized by CSI division, a PDF of the same, and marked-up plan sets showing where each quantity was measured. Every line carries a drawing reference so your project manager can trace a number back to the sheet during buyout. Turnaround is 24–48 hours for most projects, with rush available.
What we need from you
- Plan setArchitectural, structural, civil, MEP and landscape drawings at the latest revision. PDF is fine; native files help on large projects.
- Pro forma structureYour line-item structure so the estimate maps to the way you report draws to the lender, not a generic cost code list.
- Geotechnical reportBoring logs and recommendations drive excavation, dewatering and foundation scope. Without it, rock and unsuitable soils are a guess.
- Site survey and grading planCut and fill volumes, retaining walls and off-site improvements are measured from these. The entitlement approval may add frontage work.
- SpecificationsDivision 01 through 33 specs set the quality level, finish schedule and performance requirements that drive unit pricing.
- ScheduleConstruction duration drives general conditions, escalation and the interest reserve. A start date and a rough sequence are enough.
- JurisdictionCity and county so we apply the correct permit fee schedule, impact fees and adopted code edition. Confirm the code edition with the local building department.
Sample takeoff — illustrative quantities
This is the format your workbook arrives in: CSI section, line item with spec detail, quantity, unit and the drawing reference for each line.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 31 23 00 | Mass excavation and structural fill, on-site material | 3,850 | CY | C-101 |
| 03 30 00 | Continuous footing 24" × 12", 4,000 psi | 1,480 | LF | S-101 |
| 05 12 00 | Structural steel, beams and columns with connections | 86 | TON | S-301 |
| 06 10 00 | Wood framing, 2×6 @ 16" o.c., exterior walls | 12,400 | LF | A-201 |
| 07 50 00 | Membrane roofing, 60 mil TPO, over polyiso | 42,000 | SF | A-301 |
| 09 21 00 | Gypsum board assemblies, 5/8" Type X, Level 4 finish | 86,500 | SF | A-401 |
| 26 05 00 | Branch devices, receptacles and switches | 1,240 | EA | E-201 |
| 22 11 00 | Domestic water piping, Type L copper, 1" and smaller | 3,200 | LF | P-201 |
| 23 31 00 | Rectangular ductwork, galvanized steel, 2" static | 4,500 | LB | M-301 |
| 08 51 00 | Aluminum-framed windows, fixed and operable, glazed | 320 | EA | A-501 |
| 31 25 00 | Silt fence and inlet protection, perimeter control | 1,800 | LF | C-201 |
| 33 40 00 | Storm drainage, RCP, 18" diameter | 950 | LF | C-301 |
Units of measure we report
Every quantity is reported in the unit your team buys, bids or draws against, with the drawing reference noted so the number can be traced back.
| Item | Unit | How it's measured |
|---|---|---|
| Gross building area and rentable area | SF | Measured from floor plans, with GSF and RSF reported separately for pro forma |
| Slab-on-grade, elevated deck and roof | SF | Measured by thickness and finish, with formwork and reinforcing broken out |
| Concrete and reinforcing steel | CY / TON | Concrete by element from structural drawings; rebar by ton with lap and waste noted |
| Exterior wall by assembly type | SF | CMU, wood frame, metal stud and curtain wall measured separately by elevation |
| Partitions, handrail, curb and site piping | LF | Measured from plan view, with height or diameter noted per line |
| Doors, windows, fixtures and devices | EA | Counted from schedules and plans, with size and type noted per line |
| Structural steel and cold-formed framing | TON / PLF | Steel by ton with connection allowance; CFS by member size and spacing |
| Cut, fill and asphalt | CY / TON | From grading plan and site paving plan, with compaction and thickness noted |
| Domestic water, sanitary and storm pipe | LF | By diameter and material from plumbing and civil drawings |
| Cooling and heating capacity | TON / MBH | From mechanical schedules, with equipment and distribution separated |
| Connected electrical load and service | kW / A | From electrical schedules, with panels, feeders and branch devices counted |
Worked example — pricing a slab-on-grade from the structural plan
This walkthrough takes one element, the slab-on-grade, from plan to priced line. The dimensions are illustrative and do not represent any specific project.
Step 1 — Establish the area. The slab area is measured from the foundation plan, not the architectural floor plan. Interior bearing walls and thickened edges are included in the slab area but priced as separate lines.
- Building footprint: 140'-0" × 300'-0" = 42,000 SF
- Deduct two equipment pits: 2 × 120 SF = 240 SF
- Net slab-on-grade area: 41,760 SF
Step 2 — Convert area to volume. The slab thickness comes from the structural general notes. A 5" slab is typical for a light industrial or multifamily podium, but confirm on your drawings.
- 41,760 SF × (5" ÷ 12") = 41,760 × 0.4167 = 17,400 CF
- 17,400 CF ÷ 27 = 644.4 CY
Step 3 — Add waste as a separate line. Waste is not folded into the quantity. It is a separate line so the lender can see it.
- Typical waste factor for slab-on-grade concrete: 5%
- 644.4 CY × 0.05 = 32.2 CY
- Total concrete: 644.4 + 32.2 = 676.6 CY
Step 4 — Price the supporting scope. Each of these is measured separately and priced on its own line:
| Line item | Quantity | Unit | Basis |
|---|---|---|---|
| Vapor barrier, 10 mil | 41,760 | SF | Slab area plus 10% lap |
| Rigid insulation under slab, 2" | 41,760 | SF | From the envelope detail |
| Welded wire reinforcement, 6×6-W2.9×W2.9 | 41,760 | SF | From the structural notes |
| Fine grading and compaction | 41,760 | SF | From the civil plan |
| Formwork at slab edges | 880 | LF | Perimeter plus openings |
| Slab finish, power trowel | 41,760 | SF | From the finish schedule |
Step 5 — Apply the ZIP-code adjustment. Material and labor pricing is adjusted to the project ZIP code using RSMeans data. The same 676.6 CY of concrete prices differently in a rural county than in a dense urban core because of plant distance, delivery windows and labor rates.
Step 6 — Carry it to the pro forma. The finished line is one row in the Division 03 section of the workbook, with the drawing reference (S-101) noted. From there it rolls into the hard cost subtotal, which sits above the soft cost and contingency lines in your pro forma structure.
Sample format — illustrative quantities. Your numbers will differ based on your drawings, your jurisdiction and your schedule.
What moves the number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Structural system
Wood frame, cold-formed metal stud and load-bearing CMU carry different cost per square foot and different schedule durations. A five-over-two podium is priced differently from a wrap building because the podium level carries its own concrete and fire-rating scope. We compare systems on cost per square foot and schedule impact, not just material cost.
Wood frame, cold-formed metal stud and load-bearing CMU carry different cost per square foot and different schedule durations. A five-over-two podium is priced differently from a wrap building because the podium level carries its own concrete and fire-rating scope. We compare systems on cost per square foot and schedule impact, not just material cost.
Rock excavation, dewatering, unsuitable soils and retaining walls are the lines that move a feasibility estimate most. The geotechnical report and grading plan drive the volumes. If the report shows rock at a shallow depth, we price it as a separate line rather than burying it in a general excavation allowance.
The adopted energy code edition sets the insulation R-values, glazing U-factors and air-barrier requirements. Confirm the adopted edition with the local building department. A change from a prescriptive to a performance path can add cost to 07 21 00, 07 25 00 and 08 51 00 that a square-foot number will not capture.
Permit fees, impact fees and utility connection charges vary by jurisdiction and by project type. We price them from the governing fee schedule for the site, not from a neighboring city. Off-site improvements required by the entitlement approval are carried as a separate line.
General conditions run as a monthly cost for the actual duration, so a longer schedule raises the number even if the hard cost is unchanged. Escalation between the estimate date and construction start, and again at buyout, is carried as a separate line so the lender can see the basis.
Threshold and unit-turn costs in multifamily budgets are often left out of a feasibility estimate. We price them as a separate line per unit type. A change in finish level from standard to upgraded moves 09 30 00, 09 65 00 and 12 35 00 quickly across hundreds of units.
The geotechnical report drives the foundation system: spread footings, mat slab, or deep foundations. Rock at shallow depth may require rock anchors or hoe ram excavation, priced per cubic yard. Unsuitable soils may require over-excavation and replacement, measured in cubic yards from the boring logs. We price these as separate lines so the risk is visible.
The adopted building code edition and local amendments affect fire-rated assemblies, sprinkler scope, and egress requirements. A change from NFPA 13 to 13R for a podium building, for example, changes the sprinkler scope and cost. We check the life-safety sheets and price the required systems as separate lines. Confirm the adopted code edition with the local building department.
Common scope gaps we catch
These are the lines that most often go missing between a feasibility estimate and a construction loan draw. Each one has a document where it hides and a way we pull it out.
- General conditions carried as a percentage of hard cost instead of a monthly cost for the actual schedule duration. We price supervision, temporary facilities and cleanup as monthly lines tied to your schedule.
- No line for the contingency draw or interest reserve the construction loan will require. These sit in the loan documents, not the drawings, so we ask for the term sheet and list them as soft cost.
- Utility connection and impact fees assumed from a neighboring jurisdiction's fee schedule. We pull the governing schedule for the site and list each fee as a separate line with the jurisdiction noted.
- Rock excavation, dewatering and unsuitable soils left out when the geotechnical report shows them. We read the borings and price these as separate lines rather than burying them in a general excavation allowance.
- Threshold and unit-turn costs in multifamily budgets never priced as a separate line. We count units by type and price turn cost per unit so the number is visible at the pro forma level.
- Off-site improvements and frontage work required by the entitlement approval. These appear in the development agreement, not the site plan, so we ask for the approval conditions and measure the frontage.
- Permit expediter, third-party plan review and special inspection fees. These are soft cost lines that often surface late; we list them with the jurisdiction and the basis for the fee.
- Temporary power, temporary toilet and final cleaning on a multi-building site. We price them as monthly general conditions lines scaled to the number of buildings and the schedule.
- Escalation between the estimate date and construction start, and again at buyout. We carry it as a separate line with the basis stated so the lender can see what is construction cost and what is market risk.
- Testing and special inspection, owner's insurance and builder's risk. These sit in the owner's cost column, not the contractor's bid, so we list them separately for the loan draw.
- Fire-rated assembly upgrades and shaft-wall framing discovered at plan review. We check the life-safety sheets against the architectural plans and price the rated assemblies as separate lines.
- Landscape and irrigation replacement requirements in the development agreement. We read the conditions and measure the replacement area from the landscape plan rather than assuming a standard allowance.
Structural and envelope system comparison
These are the system choices that move a developer estimate most. Each is compared on cost per square foot and schedule impact, not just material cost. The right column notes what changes in the takeoff when you switch systems.
| System | Typical use | Cost driver | What changes in the takeoff |
|---|---|---|---|
| Wood frame, 2×6 @ 16" o.c. | Garden multifamily, 3–4 stories | Lumber market pricing; sheathing and hardware quantities | 06 10 00 measured in LF by member size; 06 16 00 sheathing in SF; fire-rated assemblies add 09 21 00 layers |
| Cold-formed metal stud, 600S162-54 | Mid-rise, 4–6 stories, non-combustible | Steel tonnage; connection and detailing allowance | 05 40 00 measured in PLF by member size and spacing; 05 12 00 tonnage for headers and transfers; different 07 21 00 insulation detail |
| Load-bearing CMU, 8" grouted | Low-rise, industrial, storage | Block count; grout and rebar quantities; labor hours | 04 20 00 measured in SF of wall area; grout in CY; rebar in tons; 07 25 00 WRB applied directly to CMU |
| Tilt-up concrete panel | Warehouse, industrial, big-box | Panel area; crane picks; finish and reveal detailing | 03 30 00 measured in SF of panel face; lifting inserts counted each; 07 92 00 joint sealants in LF |
| Curtain wall, unitized | Office, mixed-use, high-rise | Panel size; glazing type and performance rating; mock-up requirement | 08 41 00 measured in SF of wall area; 08 51 00 windows counted each; 07 92 00 sealants in LF; structural silicone and embed scope |
| Brick veneer over CFS backup | Multifamily, institutional | Brick count; ties and flashing; shelf angle and lintel scope | 04 20 00 in SF of veneer; 05 40 00 backup in PLF; 07 25 00 WRB and 07 92 00 flashing in LF; 05 12 00 lintels in tons |
Codes and standards that move the takeoff
Model codes
The adopted building code edition governs the structural, fire and life-safety scope that drives your estimate. IBC sets the construction type, allowable height and area, and the fire-resistance ratings that determine how many layers of 09 21 00 gypsum board go on a shaft wall. IRC applies to one- and two-family and townhouse projects. IECC sets the envelope and mechanical efficiency requirements that drive 07 21 00 insulation R-values and 08 51 00 glazing U-factors. NEC governs service and branch circuit scope in Division 26. IPC or UPC governs plumbing scope in Division 22. NFPA 13 versus 13R changes sprinkler scope in Division 21 substantially. Confirm the adopted edition and any local amendments with the local building department before pricing.
Industry standards
ACI 318 governs reinforced concrete design and detailing, which sets the rebar quantities and lap lengths in 03 30 00. ACI 301 covers concrete construction and finish requirements. ASTM C90 covers load-bearing CMU, and ASTM C216 covers facing brick, both of which affect 04 20 00 quantities. AISC 303 and the AISC Code of Standard Practice govern structural steel fabrication and erection tolerances in 05 12 00. GA-216 covers gypsum board application and finish levels in 09 21 00. SMACNA standards govern duct construction and pressure class in 23 31 00. NRCA guidelines govern roofing assemblies in 07 50 00.
Specification sections
Division 01 sections change cost more than most estimators expect. 01 20 00 Price and Payment Procedures sets the payment terms and retainage. 01 30 00 Administrative Requirements sets submittals, meetings and reporting, which drive general conditions duration. 01 40 00 Quality Requirements sets testing and special inspection scope, a soft cost line. 01 80 00 Performance Requirements sets the performance criteria for systems priced by performance rather than prescriptive specification. Read these before pricing any Division 03 through 33 section, because they change the quality level and therefore the unit price.
Local amendments
Adopted code editions and local amendments vary by jurisdiction and by project type. A city may adopt a newer IBC edition with local amendments for seismic, wind or wildfire requirements that add cost to Divisions 03, 05 and 07. Impact fees, permit fee schedules and utility connection charges are set locally and change the soft cost column. Confirm the adopted code edition and the governing fee schedule with the local building department and the utility authority before you finalize the estimate.
Who uses this owners representative estimating workbook
Developer
Uses the estimate to test feasibility before closing on the land and to set the construction budget in the pro forma. The divisional breakdown lets you see which line is driving the number and where value engineering will pay.
Building owner
Uses the estimate to compare a renovation against a ground-up build and to set the capital reserve. The soft cost and contingency lines show what the project costs beyond the contractor's bid.
Lender and equity partner
Uses the estimate to size the loan and set the draw schedule. Hard cost, soft cost and contingency are separated so the interest reserve and contingency draw can be underwritten against the construction sequence.
General contractor
Uses the estimate as a budget to bid against during preconstruction. The marked-up plan sets show where quantities were measured, so your team can verify the number before committing to a GMP.
Architect
Uses the estimate to test design options against the owner's budget. Pricing alternate schemes side by side shows the cost delta per square foot before the design is frozen. See our [architect cost support](/estimating-for-architects/) for that workflow.